Upstate South Carolina moves fast. A well-priced mill house or 1970s ranch in Greenville County can draw several offers in a weekend, and the investor who can close quickly with the rehab funded usually gets the deal. That is why so many Greenville investors search for hard money first.
In short: Our top pick for hard money in Greenville, SC is LendingStreet. You get hard money style speed, closing in as little as 10 days, with up to 90% of cost and up to 100% of rehab on some programs. Unlike most short-term lenders, we also offer the long-term DSCR rental loan you refinance into, so a Greenville BRRRR or flip can stay with one investor lender from purchase to exit.
LendingStreet is an investor lender with fix and flip, bridge and DSCR rental loans under one roof. Our short-term loans run from $150,000 to $5M+ on 1-8 unit residential investment properties, with rates from 7.99%. They are interest-only, so your carrying cost stays low while the work gets done.
The loans fit Greenville flippers, BRRRR investors buying rentals that need work, and anyone who needs to close before a bank can finish its review. Every loan is a business-purpose loan on non-owner-occupied property, and LLC borrowers are standard.
The next step is simple: get a quote with the form below, or call (877) 298-1001 and walk us through the address, price and rehab budget.
If you are weighing CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital for a hard money loan for investors in Greenville, SC, this is the short version: LendingStreet wins the scenarios below, and you can get a quote with the form below.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Fix and flip above $3M | LendingStreet | Our fix and flip program runs from $150,000 to $5M+. LendingOne states fix and flip loans up to $3,000,000, and RCN Capital states up to $2M. |
| Bridge close in about 10 days | LendingStreet | We can close in as little as 10 days. CoreVest states its bridge loans typically close within 2 to 4 weeks. |
| Flip of a 5-8 unit building | LendingStreet | We finance 1-8 unit investor properties. RCN Capital states its fix and flip loans cover 1-4 family homes, condos and townhomes. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
Greenville investors usually weigh four sources: a local bank or credit union, a local hard money lender, a private individual lender, or an investor lender like LendingStreet. Local lenders know the area, and private money can be flexible. The difference shows up in leverage, closing time and what happens when the rehab is finished.
| What investors need | LendingStreet | Typical bank or credit union | Typical local hard money lender |
|---|---|---|---|
| Speed to close | As little as 10 days | Often several weeks | Often fast |
| Leverage on cost | Up to 90% LTC on some programs | Usually lower on rehab deals | Varies widely |
| Rehab funding | Up to 100% of rehab on some programs | Often limited or not offered | Varies |
| Long-term loan after rehab | Yes, DSCR rental loans in-house | Sometimes, with full income review | Usually short-term only |
| Qualifies on | The deal, then the rent | Tax returns and income | Mostly the property |
| LLC borrowers | Standard | Varies | Common |
| Footprint | All 50 states and DC | Usually local | Usually local or regional |
Inside the city, investors target the former mill villages around Judson, Poe Mill, Brandon and Woodside, plus streets near Nicholtown and the Swamp Rabbit Trail, where small older homes sit close to a growing downtown. Those listings move quickly, which is where a 10-day close matters.
In the county, Berea, Taylors, Mauldin, Simpsonville, Greer and Travelers Rest have brick ranches and split-levels from the 1960s through the 1990s that suit both flips and rentals. Many investors also work the wider Upstate, including Spartanburg, Anderson and Easley, using the same loan.
Banks tend to want a finished, rent-ready house. A home with a failing roof, no working kitchen or foundation work rarely fits that box, and the review can take longer than a seller will wait. Short-term investor loans exist for exactly this gap.
Common uses here include buying an as-is mill house to renovate and resell, picking up a dated ranch to renovate and rent, closing quickly on an estate sale or off-market deal, and paying off a maturing short-term loan from another lender when a project runs long.
This example is illustrative and not a quote. An investor buys a 1970s brick ranch in Taylors for $210,000 and budgets $55,000 for a new roof, HVAC, kitchen and flooring. The after-repair value is $340,000.
The short-term loan covers 85% of the purchase plus 100% of the rehab, for $233,500 or about 88.1% of the $265,000 total cost. Once the rehab funds are fully drawn, the estimated interest-only payment is about $1,946 a month, so six months of carry is no more than about $11,675.
After the rehab, the home leases for $2,350 a month. A 75% LTV DSCR refinance on the $340,000 value is $255,000, which pays off the short-term loan and returns about $21,500 before closing costs. Estimated principal and interest is about $1,740, and with about $420 for taxes and $130 for insurance, DSCR is about 1.03x, above the 1.0x standard minimum.
| Item | Bridge/rehab stage | DSCR refinance stage |
|---|---|---|
| Value used | Purchase $210,000 plus $55,000 rehab | After-repair value $340,000 |
| Loan amount | $233,500 (about 88.1% of cost) | $255,000 (75% LTV) |
| Monthly payment | About $1,946 interest-only, once fully drawn | About $1,740 estimated principal and interest |
| Taxes and insurance | Carried by the investor | About $550 a month |
| Rent | None during rehab | $2,350 a month |
| Result | About $31,500 of the investor's cash in the deal | Pays off the bridge loan, DSCR about 1.03x |
South Carolina assesses a primary residence at 4% of value but other residential property, including rentals and flips, at 6%. When an investor buys from an owner-occupant, the next tax bill can be noticeably higher than the seller's. Budget on the 6% assessment ratio, and confirm the millage with the Greenville County Auditor and Tax Collector.
Closings in South Carolina are handled by attorneys. The state and county deed recording fee is customarily paid by the seller, while buyers pay title, recording and attorney fees. Check permit needs with the City of Greenville or Greenville County before you set a timeline, and remember that homes built before 1978 may involve lead-safe renovation rules.
Ask every lender the same questions so you can compare term sheets fairly:
Up to 90% of cost and up to 100% of rehab on some programs, and up to 75% LTV on a DSCR cash-out refinance afterward. The standard DSCR minimum is 1.0x, with sub-1.0 programs available. Cash-out seasoning varies by program, so ask before you buy if you plan to refinance early.
LLC borrowers are standard, closings can happen in as little as 10 days, and loans run from $150,000 to $5M+, with larger balances reviewed case by case. For a Greenville deal, get a quote with the form below or call (877) 298-1001.
Send the address, purchase price, rehab scope and budget, after-repair value and whether you plan to sell or hold. We will size the short-term loan, check the rental refinance if you plan to keep it, and come back with clear options.
Our top pick is LendingStreet. We offer hard money style speed, closing in as little as 10 days, up to 90% of cost and up to 100% of rehab on some programs, plus a long-term DSCR loan to refinance into when the work is done.
Yes. We lend across Greenville County and the Upstate, and in all 50 states and DC, on 1-8 unit residential investment properties.
Rates on our short-term investor loans start from 7.99%. Your pricing depends on the deal, leverage and experience, so get a quote with the form below for real numbers.
Experience helps with leverage and pricing, but it is not the only factor. A clear scope, a realistic budget and a solid after-repair value carry a lot of weight.
Yes, up to 100% of rehab on some programs, released in draws as the work is completed and inspected.
Yes. Once the home is leased, a DSCR loan can pay off the short-term loan, with up to 75% LTV on cash-out. Seasoning varies by program.
South Carolina assesses rentals and other non-primary homes at 6% instead of 4%, so your bill can rise after purchase from an owner-occupant.
No. Our loans are business-purpose loans on non-owner-occupied investment property.
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